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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Dear Colleagues,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">FW: [RPPTL LandTen] CARES and August rent<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Can I call on the collective knowledge of this listserv for a question of theory which isn’t pressing or necessarily applicable to the current concerns? I admit
that I do so at the risk of being wholly wrong and open to the slings and arrows of derision.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">I will freely admit that I have never yet see a Court apply the specific logic I explain below to deny recovery for periods after a 3-day or 7-day ‘termination’
letter’s ‘termination’. However, I think there is a substantial logical problem in the text of Chapter 83, and I’ve wanted to hear it explained or considered for a few years now.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Here we go:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">-------BEGIN QUOTATION--------<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">83.56(2)-(3) provides:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">(2) If the tenant materially fails to comply with s. 83.52 or material provisions of the rental agreement, other than a failure to pay rent, or reasonable rules
or regulations, the landlord may:<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">(a) If such noncompliance is of a nature that the tenant should not be given an opportunity to cure it or if the noncompliance constitutes
a subsequent or continuing noncompliance within 12 months of a written warning by the landlord of a similar violation, deliver a written notice to the tenant specifying the noncompliance and the landlord’s intent to terminate the rental agreement by reason
thereof. Examples of noncompliance which are of a nature that the tenant should not be given an opportunity to cure include, but are not limited to, destruction, damage, or misuse of the landlord’s or other tenants’ property by intentional act or a subsequent
or continued unreasonable disturbance. In such event, the landlord may terminate the rental agreement, and the tenant shall have 7 days from the date that the notice is delivered to vacate the premises. The notice shall be in substantially the following form:<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:1.0in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">You are advised that
<b>your lease is terminated</b> effective immediately. You shall have 7 days from the delivery of this letter to vacate the premises. This action is taken because (cite the noncompliance) .<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">(b) If such noncompliance is of a nature that the tenant should be given an opportunity to cure it, deliver a written notice to the tenant
specifying the noncompliance, including a notice that, if the noncompliance is not corrected within 7 days from the date that the written notice is delivered,
<b>the landlord shall terminate the rental agreement by reason thereof</b>. Examples of such noncompliance include, but are not limited to, activities in contravention of the lease or this part such as having or permitting unauthorized pets, guests, or vehicles;
parking in an unauthorized manner or permitting such parking; or failing to keep the premises clean and sanitary. If such noncompliance recurs within 12 months after notice, an eviction action may commence without delivering a subsequent notice pursuant to
paragraph (a) or this paragraph. The notice shall be in substantially the following form:<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:1.0in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">You are hereby notified that (cite the noncompliance) . Demand is hereby made that you remedy the noncompliance within 7 days of receipt
of this notice or your <b>lease shall be deemed terminated and you shall vacate the premises upon such termination.</b> If this same conduct or conduct of a similar nature is repeated within 12 months,
<b>your tenancy is subject to termination</b> without further warning and without your being given an opportunity to cure the noncompliance.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">(3) If the tenant fails to pay rent when due and the default continues for 3 days, excluding Saturday, Sunday, and legal holidays, after delivery of written demand
by the landlord for payment of the rent or possession of the premises, the landlord
<b><u>may terminate the rental agreement</u></b>. Legal holidays for the purpose of this section shall be court-observed holidays only. The 3-day notice shall contain a statement in substantially the following form:<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">You are hereby notified that you are indebted to me in the sum of dollars for the rent and use of the premises (address of leased premises,
including county) , Florida, now occupied by you and that I demand payment of the rent or possession of the premises within 3 days (excluding Saturday, Sunday, and legal holidays) from the date of delivery of this notice, to wit: on or before the day of
, (year) .<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">(landlord’s name, address and phone number)
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">---------END QUOTATION------<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Material breach of an agreement allows the opposing party to terminate the agreement. That is an old concept in contract law generally and, in my view, it forms
the basis of why our statutes require non-compliance be material (and, in rental agreements, the payment of rent is always considered material).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">However, when a material breach (material noncompliance or failure to pay rent) occurs under a rental agreement, the landlord’s typically anticipate an ability to
retake possession of the premises <u>without terminating the rental agreement</u> on account of the tenant and hold the tenant responsible for the expectation damages (tenant performing vs. tenant not performing – less whatever mitigation actually occurred0.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">This ‘option’ upon breach is recognized and discussed in Chapter 83.595, F.S. (1) vs. (2) which state:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">-------BEGIN QUOTATION----<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">83.595 Choice of remedies upon breach or early termination by tenant.—If the tenant breaches the rental agreement for the dwelling unit and the landlord has obtained
a writ of possession, or the tenant has surrendered possession of the dwelling unit to the landlord, or the tenant has abandoned the dwelling unit, the landlord may:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">(1) <b>Treat the rental agreement as terminated</b> and retake possession for his or her own account, thereby
<b>terminating any further liability of the tenant</b>;<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">(2) Retake possession of the dwelling unit for the account of the tenant, holding the tenant liable for the difference between the rent stipulated to be paid under
the rental agreement and what the landlord is able to recover from a reletting.
<b>[NOTE: (2) never says ‘terminate’]</b> . . . . <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">--------END QUOTATION------<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">However, the statutory forms for material noncompliance or failure to pay rent (each being a material breach) only reflect the ability of a landlord to
<u>terminate the lease agreement</u> which would seem to, from a technical standpoint, require the Landlord to elect 83.595(1), F.S.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">In my limited understanding</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"> from a general contract law standpoint, effective
termination of <u>the contract</u> (which requires that the terminating party is privileged to so terminate – which usually occurs in the case of an un-waived material breach) ends the obligation of each party to continue to perform under the contract going-forward.
The party having terminated could seek restitution – recovering overpayments made in relation to the benefit received – but could not normally pursue expectation damages after terminating. (I could be wrong on this and I am open to learning I am wrong on this).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Read logically (not practically), this could mean that a tenant would be in a position of choosing to materially beach so as to cause the landlord to elect to regain
possession (which requires a termination and, therefore, an end to the post-termination obligations to pay under the rental agreement.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">I fully admit that I do not think the statute should be applied in that way – but I feel that the statute needs to be corrected to avoid that logical concern (assuming
I’m not entirely off on my logical interpretation).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">So, there you go, I think the statute is at least ambiguous because the only notices permitted for recovering
<u>possession</u> purport to require a <u>termination</u> and, therefore, deny access to ‘recover possession and attempt to relet the premises’.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Even if the statute said ‘terminate the right to possession’ as opposed to ‘terminate the rental agreement’ (indeed, the 3-day notice itself doesn’t say terminate
and, instead, reflects a demand only for possession upon non-payment, but the paragraph discussing the use of it does say ‘terminate the rental agreement’.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">I would greatly enjoy the discussion of the combined brainpower of this listserv – even if it is merely educational by pointing out the fault in my logic.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">____________________________________________</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy T. Cranford</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">, Attorney, LL.M. (Real Estate)</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Board Certified Specialist in Real Estate Law</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Ward & Ketchersid, P.A.</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">1241 Airport Rd., Ste. H, Destin, FL 32541</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">850.837.5507 | Fax: 850.650.9659</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">____________________________________________</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">This email message is being sent from an Attorney with the law firm of Ward & Ketchersid, P.A. (the “Firm”) who is likely to be acting on
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">____________________________________________<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> Jeremy Cranford
<br>
<b>Sent:</b> Friday, July 24, 2020 3:51 PM<br>
<b>To:</b> Harry Heist <harry@evict.com><br>
<b>Subject:</b> FW: [RPPTL LandTen] CARES and August rent<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">On further consideration, I would say the “without limitation” I included needs to be worked on more.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">I’ve also previously encountered situations in which there are late fees that either didn’t adequately qualify as ‘rent’ or where I resolved that I didn’t want to
include the in ‘rent’ for fear of the 3-day being ineffective, so I’ve explained that the rent demanded isn’t the only liability – but that the payment of the rent would be sufficient to prevent termination for non-payment of rent.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy T. Cranford<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">____________________________________________</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy T. Cranford</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">, Attorney, LL.M. (Real Estate)</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Board Certified Specialist in Real Estate Law</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Ward & Ketchersid, P.A.</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">1241 Airport Rd., Ste. H, Destin, FL 32541</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">850.837.5507 | Fax: 850.650.9659</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><a href="mailto:jcranford@flaattorney.com"><span style="color:blue">jcranford@flaattorney.com</span></a></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><a href="http://www.flaattorney.com/" target="_blank"><span style="color:blue">www.flaattorney.com</span></a></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Licensed in Florida & Missouri</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> Jeremy Cranford
<br>
<b>Sent:</b> Friday, July 24, 2020 3:47 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> RE: [RPPTL LandTen] CARES and August rent<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Dear Colleagues,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">This is the problem with statutory forms, they get created with only one circumstance in mind and, as soon as any unusual circumstance arises, they are insufficiently
flexible.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">The statutory form requirements do, however, say “substantially in the following form” in most cases.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">In this case, perhaps (just an idea, no promises or guarantees) one could add the following underlined language into the statutory form “you are indebted to me<u>,
without limitation,</u> in the sum of ___ dollars for the rent and use<u>, during the period from ___ to ___,</u> of the premises ____, Florida, now occupied by you . . . .” is sufficiently proximate so as to be “substantially” in the statutory form.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Then, one notice has one period and the other notice has the other period.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">I will tell you that I’ve (a few times) run into circumstances where I am sending a 3-day notice for rent under threat of termination (on day 4), a 7-day notice
for noncompliance to comply under threat of termination (on day 8 if compliance doesn’t occur), and a 15-day-prior-to-new-rental-month notice of termination (at the moment of the end of the given month).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">In those instances, I’ve typically included language in each cross-referencing the others and stating how there are separate notices coming and would, each, reflect
different potential terminations and times therefore.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Maybe I did it wrong – but I thought it was the right thing to do.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy T. Cranford<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">____________________________________________</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy T. Cranford</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">, Attorney, LL.M. (Real Estate)</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Board Certified Specialist in Real Estate Law</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Ward & Ketchersid, P.A.</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">1241 Airport Rd., Ste. H, Destin, FL 32541</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">850.837.5507 | Fax: 850.650.9659</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><a href="mailto:jcranford@flaattorney.com"><span style="color:blue">jcranford@flaattorney.com</span></a></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Licensed in Florida & Missouri</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">This email message is being sent from an Attorney with the law firm of Ward & Ketchersid, P.A. (the “Firm”) who is likely to be acting on
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to believe you should not have received this email message, please inform the Firm immediately and delete/destroy all copies hereof. Third and if you are not presently a client of the Firm, unless this email contains a specific statement that you have become
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>Mike Davis<br>
<b>Sent:</b> Friday, July 24, 2020 3:37 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> Re: [RPPTL LandTen] CARES and August rent<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Wouldn’t implied or actual waiver be a defense any rent due not claimed on a 3Day? It indicates rent due on that date of $x, and when once paid, tenant gets a 30Day with additional prior rent due. FCCPA issues - not good faith mistake
but intentionally misrepresenting rent due to mislead the tenant/debtor into paying.
<span style="font-size:11.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">Mike Davis<o:p></o:p></p>
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<p class="MsoNormal">Sent from my iPhone<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal" style="margin-bottom:12.0pt">On Jul 24, 2020, at 1:00 PM, Jennifer Garner <<a href="mailto:jennifer@jenniferagarner.com">jennifer@jenniferagarner.com</a>> wrote:<o:p></o:p></p>
</blockquote>
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<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
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<p class="MsoNormal"><span style="font-family:"Tahoma",sans-serif"></span> <span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Couldn’t it be a collection violations by confusing the borrower with two notices at the same time? It would probably be safer to hold the thirty day notice until they either
do or don’t comply with the three day. If they don’t comply you don’t need the thirty day and if they do comply then you serve them with the 30 day notice.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><i><span style="font-size:16.0pt;font-family:"Edwardian Script ITC";color:#404040"> </span></i><o:p></o:p></p>
<p class="MsoNormal"><i><span style="font-size:16.0pt;font-family:"Edwardian Script ITC";color:#404040">Jennifer A. Garner, Esq.</span></i><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">2224 Ashley Oaks Circle, Suite 101</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">Wesley Chapel, FL 33544</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">Phone: (727) 386-9654 Fax: (813) 482-9492</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif"><a href="http://www.jenniferagarner.com/"><span style="color:blue">www.JenniferAGarner.com</span></a>
</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>Harry Heist<br>
<b>Sent:</b> Friday, July 24, 2020 12:01 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> Re: [RPPTL LandTen] CARES and August rent</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">It is a bit concerning to have 2 notices out there with different expiration dates.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I lost a case once where they served the bad check letter and the Three Day at the same time.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">End dates conflicted.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">LAW OFFICES OF
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HEIST, WEISSE & WOLK P.A.<br>
PH: 1 800 253 8428<br>
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Email: </span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><a href="mailto:harry@evict.com"><b><span style="font-family:"Arial",sans-serif;color:blue">harry@evict.com</span></b></a></span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">
<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Cary P. Sabol, Esq.<br>
<b>Sent:</b> Friday, July 24, 2020 11:15 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] CARES and August rent</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="color:black">I agree with both of those statements. I don't see any reason a landlord cannot file an eviction based on rent due for a later month and ignore previous months due. At this point, by the time you get a hearing,
it's likely the 30 day period for the prior months will have expired as well.</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="color:black">Cary</span><o:p></o:p></p>
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<p class="MsoNormal"><strong><span style="color:blue">Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</span></strong><o:p></o:p></p>
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<p class="MsoNormal"><strong><span style="color:blue">Law Offices of Cary P. Sabol
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<blockquote style="border:none;border-left:solid blue 1.5pt;padding:0in 0in 0in 6.0pt;margin-left:6.0pt;margin-top:5.0pt;margin-bottom:5.0pt" id="replyBlockquote">
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:black">-------- Original Message --------<br>
Subject: [RPPTL LandTen] CARES and August rent<br>
From: "Harry Heist" <<a href="mailto:harry@evict.com"><span style="color:windowtext">harry@evict.com</span></a>><br>
Date: Fri, July 24, 2020 10:55 am<br>
To: "'RPPTL Landlord Tenant Committee'" <<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:windowtext">landten@lists.flabarrpptl.org</span></a>></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Is it the consensus of the group that on CARES properties, August rent is to be put on the normal Three Day Notice and rent July 26 and prior would need to be
on a Thirty Day Notice?</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">If this is the case, suppose a landlord were to put July and June on a Thirty Day and then August is put on a Three Day. Could we proceed on the Three Day for
the August rent with the Thirty Day hanging out there? </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry</span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">LAW OFFICES OF
<br>
HEIST, WEISSE & WOLK P.A.<br>
PH: 1 800 253 8428<br>
FAX: 1 800 367 9038<br>
"Serving the Property Management Professional"<br>
Website: </span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.evict.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=GkeHNC8oNbYtVQqJpoZOE_OG2kTkrbT7XJGTK_y4Y4U&m=mXbFlCwCn-7vKcWW5deDfGZxz-ILuckLcqEmeDqA_mE&s=ED12eqCHX59XlD8EQSbQrVKPvgthlyHBYh1QwX-FnlA&e=" target="_blank"><b><span style="font-family:"Arial",sans-serif;color:blue">www.evict.com</span></b></a></span><b><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">
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